How to Appeal a Property Tax Assessment

Lower Your Property Taxes: A Step-by Step Guide

Property tax assessments can sometimes feel unfair or inaccurate, leading homeowners to question the assessed value of their property. If you believe your property tax assessment is too high, you have the right to appeal it. Here’s a comprehensive guide on how to appeal a property tax assessment, with detailed information on the process and deadlines.

Understand Your Assessment

In late August or early September, you should receive a TRIM notice (Notice of Proposed Property Taxes) from your local Property Appraiser’s office. This notice informs taxpayers of upcoming taxes and is your first opportunity to challenge your property taxes. Review the TRIM notice carefully, paying attention to the assessed value of your property and the deadline for filing an appeal.

Steps to Appeal Your Property Tax Assessment

1. Review the Assessment Notice

   Carefully examine the details of your current assessment notice. This includes the assessed value of your property and the specific deadlines for filing an appeal.

   
   

2. Gather Necessary Documents

Collect all relevant documents that will support your appeal. These include:

●      Your current assessment notice

●      Recent property tax bills

●      Records of any recent home improvements or repairs

●      Sales data of comparable properties in your area

1. Informal Conference with the Property Appraiser

You have the right to request an informal conference with your property appraiser. This is a chance to discuss your property’s value and present any documentation that supports a change in your assessment. During this conference, you can ask the appraiser to explain the facts supporting their assessment. This step is beneficial as it might resolve the issue without needing a formal appeal.

1. File a Petition with the Value Adjustment Board (VAB)

If the informal conference does not result in a satisfactory outcome, you can file a petition with your county's Value Adjustment Board (VAB). Here are the key steps:

●      Obtain the Appeal Form: This can be found on your local tax authority’s website or office.

●      Attach Supporting Documents: Include the sales comparison documents, recent tax bills, and any other relevant documents.

●      Submit Before the Deadline: Ensure your appeal is submitted within 25 days after receiving your TRIM notice.

1. Prepare for the Hearing

After submitting your appeal, you may be required to attend a hearing. To prepare, review your comparison documents thoroughly and prepare a summary of key points to highlight. Be ready to answer questions from the review board.

1. Attend the Hearing

During the hearing, highlight the key points from your comparison documents and explain why you believe the assessed value is incorrect. Bringing a certified appraiser can add credibility to your case.

1. Lawsuit in Court

If you disagree with the VAB’s decision, you have the option to file a lawsuit in circuit court. You must do this within 60 days of the VAB’s decision or the property appraiser’s certification of the tax roll, whichever is later.

The Role of a Certified Appraiser

A certified appraiser plays a crucial role in determining the real value of your property. They provide professional, unbiased documents comparing your property to similar properties in the area. At First Class Appraisal you can expect a thorough report outlining the data most relevant to fight your tax appeal with a high degree of confidence.

Important Deadlines to Remember: State of Florida 2024

​January 1	​Date of assessment
​March 1	​Deadline for property owners to file with the county property appraiser for exemptions or agricultural or other classifications
​April 1	​Deadline for owners of tangible personal property to file a Form DR-405 return with the county property appraiser
​June to July	​Property owners who want to appeal a denial of exemption, classification, portability, or tax deferral must file a petition with the value adjustment board 30 days after the denial letter was mailed.
​August	​The property appraiser mails the Notice of Proposed Property Taxes (Truth in Millage or “TRIM” notice).
​September	​Property owners who want to appeal their property value to the value adjustment board must file a petition (one of the DR-486 forms) with the clerk of the court within 25 days of the Notice of Proposed Property Taxes.
September/October	​Property owners may provide input at taxing authorities’ public hearings to adopt a tentative budget and millage rate.
​October/November	​Taxing authorities hold hearings to adopt final budgets and millage rates.
​November	​The tax collector sends your tax bills. See the section on payment options below.

Overview

Appealing a property tax assessment can be a complex process, but with the right preparation and professional support, you can make a compelling case. By following this guide and leveraging the expertise of First Class Appraisal, you can increase your chances of a successful appeal and achieve a fair property tax assessment.

For more information or to schedule an appraisal, visit First Class Appraisal or contact us directly. Let our expertise work for you!